도시재생에 따른 주거재정착 비용 결정요인에 관한 분석

임하경(Yim Ha-Kyoung),최열(Choi Yeol) 대한국토·도시계획학회 2009 國土計劃 Vol.44 No.5

도시재생에 따른 주거재정착 결정요인 분석

최열,임하경,장원호,Choi, Yeol,Yim, Ha Kyoung,Jang, Won Ho 대한토목학회 2009 대한토목학회논문집 D Vol.29 No.3D

본 연구는 부산시 19개 주택재개발사업구역의 7,396명의 표본을 대상으로 도시재생에 의한 지역주민의 주거재정착 여부와 그 비용에 대한 결정요인을 소유자 특성과 토지 및 건축물 특성, 단지특성, 입지특성 등의 변수를 통해 실증분석하였다. 도시재생에 의한 주거재정착과 주거재정착 비용에 대한 결정요인 분석결과를 정리하면 다음과 같다. 첫째, 도시재생에 의한 주거재정착을 결정짓는 요인으로는 소유자의 연령, 거주지, 부동산의 보유기간, 투자여부, 소유권외 권리 등의 설정 등의 소유자 특성과 해당 토지의 지목, 건축물의 용도, 토지와 건축물의 면적과 허가유무, 보상액 등의 토지 및 건축물 특성, 시공사의 브랜드, 조합원 할인액, 단지규모, 중대형 주택의 비율, 녹지율, 건폐율, 용적률 등의 단지특성과 대생활권을 나타내는 입지특성으로 구성된다. 반면, 단지특성에서는 시공사의 브랜드 가치, 중대형 주택의 비율, 용적률 등 주택의 가치를 향상시킬 수 있는 조건들이 주민들의 재정착을 유도하는데 중요한 역할을 하고 있음을 알 수 있었다. The aim of this study is to analyze the evaluations and determinants on residential resettlements in accordance with urban regeneration by 7,396 samples from 19 housing redevelopment districts in Busan. The major finding on determinants on residential resettlements in accordance with urban regeneration are as follows; A binary logit model for determinants on residential resettlements in accordance with urban regeneration are composed of owner's characteristics, land and building characteristics, housing complex characteristics, and location characteristics. The significant variables in relation to owner's characteristics are owner's age, owner's place of residence, the possession period against property and investment intention. As a result of logit model for residential resettlements, it shows that the variables in relation to land and building characteristics are the land classification, the use of building, the size of land or building, the permission of building and the appraisal price on land and building. This result means that actual customer's investment connects to resettlement after redevelopment project. The other side, the housing complex variables consist of the brand of construction company, the ratio of large size housing and floor are ratio shows that improvable conditions for housing value are important factor to induce residence's resettlement. The location variables show that Dongbusan has higher probability, the reverse Jungbusan has lower probability in residential resettlement likewise residential preference.

기업의 규모별 산업입지 결정요인에 대한 비교평가

최열(Choi Yeol),임하경(Yim Ha Kyoung) 한국부동산학회 2008 不動産學報 Vol.34 No.-

  1. CONTENTS<BR>  (1) RESEARCH OBJECTIVES<BR>  The aim of this study is to explore the evaluation of workers about condition of industrial location and their living environment classified by scale of company at industrial complex and industrial district in Yangsan.<BR>  (2) RESEARCH METHOD<BR>  It is used by depth study through real interview method and factor analysis to summarize variable and analysis of variance to compare the evaluation of workers about condition of industrial location.<BR>  (3) RESEARCH FINDINGS<BR>  First, it summarize 19 variables up 6 factors related to determinants on Industrial location. Factor 1 means the accumulative economy that includes accumulation of associated companies, subcontract factories and the accessibility on product"s markets and material"s. Factor 2 is the infrastructure that means the accessibility on highway, airport and harbor and the convenience of road, water for use, electric power etc. Factor 3 is labor power that implies the possibility to maintain skilled worker and engineer and convenience of information about training and technique. Factor 4 is working environment that purports the facility of commuting and suitable wage, environment for working. Factor 5 is prevention against pollution that contains avail of facilities for dispose of waste materials and waste water. Factor 6 is land for use of factory that is possibility of site expansion and suitable price of land.<BR>  Second, the result of ANOVA shows that the evaluation of workers on industrial location is different according to scale of company. A large enterprises(more than 300 employees) indicate good condition of environment for working and deteminants of industrial location. But a small enterprises(less than 50 employees)"s environment is very poor all of them.<BR>  2. RESULTS<BR>  A large enterprises"s condition of industrial location is not bad. But the smaller of scale of enterprise, the poorer of environment for working and the condition of industrial location. So it needs solution for small enterprise"s condition of industrial location.

대형할인점 입지로 인한 재래시장 변화 분석 - 소비자와 재래시장 상인 중심으로

최열(Choi Yeol),임하경(Yim Ha-Kyoung),차용한(Cha Yong-Han) 한국부동산학회 2008 不動産學報 Vol.32 No.-

  1. CONTENTS<BR>  (1) RESEARCH OBJECTIVES<BR>  The purpose of this study is to reveal the influence on conventional markets by location of large-scale discount stores in Yangsan city, a especially small city and to suggest the direction of conventional markets from now on. To accomplish this purpose and to reveal empirical results, first, the present condition of Yangsan city was investigated. Second, interviews concerning conventional markets and large-scale discount stores were acted, lastly, questionnaire for consumers and traders was analyzed through a statistical technique.<BR>  (2) RESEARCH METHOD<BR>  It is used by depth study through real interview and analysis to achieve the purpose of this study.<BR>  (3) RESEARCH RESULTS<BR>  The results of these analyses, to solve the trouble of conventional markets and to activate markets in several aspects, this research suggests that development direction of conventional markets should be focused on preservation of the traditional functions rather than rebuilding and redevelopment of the facilities. Above all, this study proposes that our conventional markets are expected to play a role of the main place in the community.<BR>  2. RESULTS<BR>  Conventional markets of Korea have not only a spatial function that is for our people to buy and sell as a ground of living but also economic, social, political and cultural functions. Moreover a conventional market is situated in the geographical center as a node of a local development and it is important that it had played very important roles as the power of local economy in the past and it is still a place for people to influence their living. These are the reasons conventional markets should be activated.

주거용 오피스텔에 대한 주거수준 평가 결정요인 분석

최열(Choi Yeol),임하경(Yim Ha Kyoung),남상우(Nam Sang Woo) 한국부동산학회 2008 不動産學報 Vol.33 No.-

  1. CONTENTS<BR>  (1) RESEARCH OBJECTIVES<BR>  The officetel is the residential form which is chosen as a convenience place for commuting to work or school by single household or family members with small scale. The goal of study is to analysis the status of officetels in Busan and to explore officetel residents" evalutaion to grasp the problems about utilities and facilities and managements of officetel.<BR>  (2) RESEARCH METHOD<BR>  It is used by depth study through real interview method and OLB (ordinary least squares) analysis to achieve the purpose of this study.<BR>  (3) RESEARCH RESULTS<BR>  First, as a rule the residents of officetel showed high satisfaction with their residence. However there were cases that the tenants can be confused on accurate legal differences of officetel.<BR>  Second, examining the residents! cognition about inner and outer space of officetel like bedroom, kitchen and bathroom, they are generally satisfied with the dimension and the structure of each room. But they expressed dissatisfaction about ventilation and circulation of the indoor air and about noise of outside.<BR>  Third, in case of facilities and management, while most of the residents are satisfied with the secure system and maintenance of facilities, they pointed out the inconvenience in using parking lot and the matter of high management expenses.<BR>  Forth, in case of the officetel"s location, most of the residents emphasized to be located within station sphere because it is the proximity to transportation facilities which is the most important factor in selecting officetel.<BR>  2. RESULTS<BR>  Although the officetels are controled legally, they are classified into business facilities by the architecture law. Most of the users recognize the officetel as new form of the residence and use it as the sort of residence. Thus it is not easy to solve the officetels problem through compulsive regulations about change of use.

아파트의 외관디자인에 대한 특성 평가 및 다차원 분석

최열(Choi, Yeol),임하경(Yim, Ha Kyoung),이창열(Lee, Chang Yeol) 한국부동산학회 2010 不動産學報 Vol.42 No.-

1. CONTENTS (1) RESEARCH OBJECTIVES The aim of this study is to evaluate the similarity of exterior design of apartment and to suggest preferring pattern by exterior of apartment composition. It empirically Analyzes the preference of these factors to represent through Delphi technique and also analyze the similarity on the assessment of exterior design of apartment in Busan area by using multidimensional scaling method. (2) RESEARCH METHOD Multidimensional scaling analysis is adopted to study on similarity of roof, BI, mark design, external wall color, complex entrance, ground floor entrance, core shape, pattern on wall. (3) RESEARCH FINDINGS First, first visual perception elements upper part of the apartment shows important factor in exterior design. Upper part of the apartment is divided two group which is decorated type and gabled type. As a result, decorated type of upper part of the apartment preference analysis is higher than gabled type upper part of the apartment, relatively. Brand Identity which is contained construction company image is not principal impact The group which is BI and apartment's name correctly written is relatively high preference. The other side, another group which is not written apartment's name or BI on the side wall is low preference such as 'Xi', 'The #' Secondly, one of second visual perception elements is main entrance which is divided decorated group and another group. Especially, passage pillar main entrance shows high preference because of concentrate people attention and luxury main entrance. 2. RESULTS It shows that apartments of high score at each factor have a distinction on external appearance design.

상업지역 야간경관조명에 대한 인식 및 개선방안

최열(Choi, Yeol),임하경(Yim, Ha Kyoung),박진성(Park, Jin Sung) 한국부동산학회 2010 不動産學報 Vol.43 No.-

1. CONTENTS (1) RESEARCH OBJECTIVES The aim of this study is to analyze cognition and the function of the lighting at night in Business district, then suggest the improvements in Gwang-ju Metropolitan Area. (2) RESEARCH METHOD This studies surveyed typical business district in Gwang-ju Metropolitan Area : Sang-moo district, Chum-dan district and Gum-ho district. (3) First, the general cognitions of the business streets are not good in Business district respectively. There are not any special quality in sample areas, but Interest of the lighting for the areas is high. Second, the main functions of the lighting at night in Business district is to promote the advertisement effects. At sang-moo and chum-dan district the lighting at night enhance the special quality and the image. Study shows that important factors of the lightning at night is the color of the lighting type, the design of the lightning type and the size of the lighting type. The reflection of the districts's character, the harmony of the streets, and attraction of attention are similar by gender and ages, but make a difference by scholarship. Third, the subjective notions about the bright, strong and clear color of lights is more obvious at downtown business district than a subcenter of a metropolis business district and local district. And the subjective notions about the type and the contents of lights are different. At last, the disorder of the lighting at night like as glitter of the lights and confusion of the types reduce the image, consistency and unity of the business streets. Therefore, to improve the special quality and urban landscapes at night, we propose to make a limitation of the number, color, type of the lights. 2. RESULTS To summarise the study, findings indicated that the notions and interest of the lighting and landscape at night are increase. It show that we need to limit the number, color, type of the lights in Gwang-ju to improve the special quality and urban landscapes at night in business district.

부동산 종류에 따른 낙찰가격 결정요인 분석

최열(Choi, Yeol),임하경(Yim, Ha Kyoung),성해영(Sung, Hae Young) 한국부동산학회 2011 不動産學報 Vol.46 No.-

1. CONTENTS (1) RESEARCH OBJECTIVES This study analyzes factors of the determination for successful highest bid price rate of the real estate auction market in Susan. After that, It is helpful bidder who is attended in auction market Susan. (2) RESEARCH METHOD Among the independent variables, to find any variables have an effect on highest bid price rate through multiple regression because the highest bid price is determined by diversity factors more than independently determined by individual factor. (3) RESEARCH FINDINGS First, In case of detached house, plottage, a number of failed bid, diversion area, business district, a number of Doors are significant variables. Secondly, In case of apartment, diversion area, business district, number of failed bid, number of Doors, residential district, first preference region, number of progress years, numbers of bidder. plottage, an aesthetic area, second preference region, altitude area and third preference region are significant variables. Thirdly, In case of residential-commercial building, diversion area, altitude area, number of Doors, number of progress years, number of failed bid and first preference region are significant variables. Fourthly, In case of multiplex house, diversion area, number of failed bid, number of progress years, plottage, number of bidder, second preference region, first preference region, business district and residential district are significant variables. Fifthly, In case of site, plottage, residential district, number of failed bid and greens district are significant variables. Sixthly, In case of forests, residential district, greens district, plottage and number of failed bid are significant variables. Seventhly, In case of rice fields, plottage, residential district, number of failed bid and fourth preference region are significant variables. 2. RESULTS The bid price of the real estate auction is determined by factors which is real estate’s characteristics, the auction’s characteristics, and location’s characteristics depending on the kind of real estate.

동남권의 도시규모별 지역간 주거이동 결정요인 분석

김경수(Kim Keoung-Su),임하경(Yim Ha-Kyoung) 대한국토·도시계획학회 2011 國土計劃 Vol.46 No.3

〈특별기고 2〉 : Value Judgement Dilemmas in Social Indicators and Housing Affordability in Traditional Housing Indicators

최열(Choi Yeol),임하경(Yim Ha Kyoung) 한국부동산학회 2006 不動産學報 Vol.27 No.-

  1. 연구목적<BR>  주택의 물리적 개선(Physical improvement)을 강조해왔던 과거의 주택정책은 주택에 관한 본질적인 문제를 소홀히 해왔다. 그러한 주택정책을 공식화(formulation)하는 과정에 어떤 그룹은 이익의 수혜를 받았으며, 또 다른 그룹은 정반대를 겪었다. 하지만 그러한 문제하에서 그룹간의 희비의 구성을 변화시키는 주택정책의 재공식화를 위해 주택에 있어서 사회지표(social indicators) 및 지표를 이용하고자 하는 추세가 - 왜냐하면 주택에서 지표의 사용은 우리가 주택에 대해서 무엇을 원하는가? 그리고 어떠한 정책이 추구되어야 하는지? 즉, 주택정책의 가치와 이념이 제시되어 있기 때문에 - 매우 강하게 나타났다. 그 결과 주택정책에 지표의 비중과 중요성이 차츰 부각되었다.<BR>  그러나 그러한 지표를 선택하며 결정하는 과정에 정책입안자의 가치와 이념이 반영되며, 즉 지표의 선정이 합리적이며 과학적 기준이 아닌 가치판단적(value-laden) 이슈에 결정될 가능석이 높다는 것이다. 더구나 대부분 주택연구자들이 주택문제를 연구하여 평가하는데 주택의 구조적 질(Structural quality)의 개선 또는 주택의 혼잡성딜레마를 극복할 수 있는 방안을 찾으려고 하였으며, 특히 주택문제 평가방법에서 구조적 질 또는 혼잡성의 지표가 아닌 주택구입가능(housing affordability)지표의 소개와 그 지표의 중요성을 부각시키고자하며, 또한 그러한 지표의 새로운 평가기준을 제시하고자 했다.